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Property profile & analytics
OFF-MARKET
Turn key restaurants
118 Riv Run Greenwich, CT 06831
Entity Owned
23-yr Hold
~
Est. High Equity
Property ID
US15-0686012
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2004
Construction
STEEL FRAME
Total area
910 SF
Lot
0.2 ac (8,712 SF)
Zoning code
LB
APN
GREE M:08 B:1766/S
UPID
US15-0686012
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
River Rd Ext LLC · 23 yrs held
River Rd Ext LLC
since 2002
7 recorded transactions
Zoning & alternative use
LB · Greenwich, CT
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Use Group 2a, except that any such use in the LB Zone shall be permitted only above floors having uses of Use Groups 1, 3, 4, or 9, which uses must occupy not less than 75% of the floor area of the largest floor of the building. Use Group 3. Use Group 3 may be permitted on the ground floor of a structure provided the standards and requirements of Sec. 6-110(…
Zone name
Local Business
General category
COMMERCIAL
Zone area
76.13 ac
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Greenwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Greenwich submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$8,139
Tax year 2023
Assessed value
$699,510
Assessed 2023
Previous assessed
$699,510
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$508,550
Assessed improvement
$190,960
Applied tax rate
124.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2004
Construction
STEEL FRAME
Heating
HOT WATER
Buildings
1
Stories
1
Bathrooms
3
Total area
910 SF
Lot
0.2 ac (8,712 SF)
Zoning code
LB
APN
GREE M:08 B:1766/S
UPID
US15-0686012
Jurisdiction
GREENWICH
Zoning & alternative use
LB · Greenwich, CTZoning LB · permitted uses
LB · Greenwich, CT
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Use Group 2a, except that any such use in the LB Zone shall be permitted only above floors having uses of Use Groups 1, 3, 4, or 9, which uses must occupy not less than 75% of the floor area of the largest floor of the building. Use Group 3. Use Group 3 may be permitted on the ground floor of a structure provided the standards and requirements of Sec. 6-110(g) are met. (4/4/87) Use Group 4 Use Group 9, when authorized by Special Permit pursuant to Sec. 6-17. (H) There shall be no display of merchandise or the placement of equipment used for an on-site business activity permitted in the required front yard or in the required parking area. (5/4/2005)
Zone name
Local Business
General category
COMMERCIAL
Zone area
76.13 ac
Building & site characteristics
From public records
Year built
2004
Construction
STEEL FRAME
Heating
HOT WATER
Stories
1
Buildings
1
Bathrooms
3
Lot
0.2 ac
Current owner
From public records · entity-resolved
River Rd Ext LLC
Entity
Mailing address
200 FLD PT RD, GREENWICH, CT 06830-6446
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2004
—
River Road Extension LLC
—
Deed Of Trust
related
$1,975,000 · M & T Real Estate T
Nov 7, 2002
$445,000
River Rd Ext LLC
Ginise Jennie Est
Grant Deed
—
Nov 7, 2002
$89,000
River Rd Ext LLC
Alvestad,patricia G
Warranty Deed
—
Nov 7, 2002
$111,250
River Rd Ext LLC
Doran Sadie Est
Grant Deed
—
Nov 7, 2002
$778,750
River Rd Ext LLC
Ginise Jennie Est
Grant Deed
—
Apr 14, 1999
—
Joseph Ginise
—
Deed Of Trust
related
$22,000 · Rosemary Deleo
Nov 20, 1995
—
Jennie Ginise
—
Deed Of Trust
related
$90,000 · Federal Mortgage Of Ct
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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